Residents Question New Highlands Condo Project

Concerns about a proposed condominium project at 1525 Palisades Drive prompted approximately 75 people to attend a meeting with the developer at The Summit Club in the Palisades Highlands on Tuesday, Aug. 12.

Many residents in attendance opposed the project or expressed concerns about it. They questioned its impact on public safety, traffic and parking. They also raised objections to its density, design and other aesthetics, such as obstruction of scenic views for existing residents.

The 65,000-square-foot property adjacent to the vast wilderness of Santa Ynez Canyon Park and greater Topanga State Park was sold in December 2013 to father-and-son developers Moshe and Rony Shram. It’s one of only two commercially zoned properties in the Highlands.

Land use attorney Dave Rand, who represents the Shrams, said a host of traffic and environmental concerns prompted them to forego a commercial development in favor of seeking a zoning change to residential.

“We’ve designed a project that we believe could be far less impactful [than a commercial development],” Rand told the packed room. “These would be high-end, large condominium units, consistent with the high-end caliber of the community.”

The plan calls for 33 units in a three-story building with a central vehicular courtyard and an underground parking garage with 2.5 spaces allotted per unit. Other proposed amenities include a resident patio space, pool and gym.

If a zoning change were approved, it would require an environmental impact report, traffic studies and a series of hearings, Rand said. Obtaining permits and approvals would take approximately 18 months before construction could begin.

Highlands President’s Council chairman David Dwyer said the meeting had the largest turnout in the history of the council. The nearly two-hour gathering focused mainly on residents asking questions and developers providing answers.

Michelle Taylor, whose home faces the intersection of Palisades Drive and Vereda de la Montura, said the proposed condo should meld into the surrounding environment more.

“We chose the Palisades because of the residential feeling, and this feels like it’s being taken away,” Taylor said.

Resident Sylvie Rokab, who has lived in the Highlands for seven years, said the development needs to integrate more harmoniously with the Santa Monica Mountains.

“I see the passion for this project, and I appreciate that you are looking for feedback, but all I see is a big white block,” Rokab said. “I would really support it if you created something that is really blended into the community.”

Following the meeting, land use attorney Rand told the Post they will consider all the comments and feedback and assess how to move forward.

Paul Glasgall, the Highlands area representative on the Pacific Palisades Community Council, reminded attendees that if an agreement can’t be met on the structure, then the developers can start construction immediately to build a commercial office space.

“You’ll have more traffic and more noise,” Glasgall said.

Some Highlands residents are still concerned about any density increase.

“This area is very special,” said Joe Velez. “Ocean to the left; 10 miles of national forest to the east. We’re lucky to be living here. I think it’s already overpopulated and already overdeveloped to a certain extent. When we hear 33 units on a piece of property that’s as big as a single family home – three stories, 82 parking spaces – all we hear is greed. It’s just too many units.”